With a "real" cost segregation study, it is signed by a licensed engineer who absolutely is a "qualified individual."

Land development (even with smaller projects) can move slower than many first expect, permitting, engineering, and approvals can add months, sometimes longer.Before you formalize structure terms, I’d make sure you’ve both talked through realistic milestones and deal timing, it’s where a lot of early partnerships can go sideways.Jay gave excellent advice on the tax and structure side, just adding a land lens here since that timing piece often doesn’t get enough attention early on.Wishing you the best as you move this forward,  it’s a solid learning path to be on, I'm excited for you!

I would find a GC or local engineer that is willing to do just construction management. 

Example: If your goal is to have "quality, reliable" cashflow in 10-15 years, then you can backward engineer that scenario and see what might best be suited to hit that goal. 

Will get Engineering plans. 

Sounds like you’re already flipping that script in a smart way.You’re off to a great start with your education - "Brandon Turner’s Rental Property Investing" book is basically required reading, and your engineering background is going to give you a strong edge when it comes to analyzing deals.

You’ll likely need to work with a civil engineer for layout and permitting, especially if you’re going beyond a couple of pads.Another guy mentioned calling an electrician, that’s not a bad place to start either if they’re trustworthy.  

Based on what I've seen in the industry in SoCal working as a civil engineer for builders, I don't believe any of them will ever give discounts.

There is a reason a Finance Degree or Engineering Degree takes years, YEARS to obtain, not months, weeks or hours.

None of them are absolutely correct, so like all things, you have to sort through the noise to find what you want.You can use "real estate market trends Phoenix" in a search engine to get the basics